This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 96 m² on the 7th floor, energy rating E. Located Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória parish, Porto municipality, Porto district. This property features a spacious balcony of approximately 36m², offering unobstructed views and multiple sun orientations for a premium outdoor living experience.
The valuation. The asking price of €550,000 sits €66,615 (13.8%) above the fair value of €483,385, indicating that the property is overpriced based on current market assessments.
Fair value modelled at €483,385 from 6 comparable sales in the area. Asking €550,000 sits €66,615 (13.8%) above — overpriced versus fair value.
Asking €550,000 versus the Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória, Porto, Porto area baseline of €442,477 (€4,609/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €442,477, adjusted for condition and micro-location, gives a modelled fair value of €483,385 (€5,035/m²), a €66,615 (13.8%) gap versus the €550,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Cedofeita, Santo Ildefonso, Sé, Miragaia, São Nicolau e Vitória · 5da16c | Subject | €550,000 | €5,729 | — | 76 | 75 |
| Bonfim · 468244 | Active | €480,000 | €4,138 | 27.8% | 74 | 78 |
| rua dos Mártires da Liberdade, 45 | Active | €295,000 | €4,917 | 14.2% | 80 | 75 |
| Lordelo do Ouro e Massarelos · 023b1b | Active | €1,250,000 | €7,022 | 22.6% | 78 | 72 |
| praça Velázquez | Active | €375,000 | €3,750 | 34.5% | 78 | 78 |
| Median comp | €427,500 | €4,528 | 21.0% | 78 | 77 |
Long-term rental The property is overpriced at €550,000, which is 13.8% above its fair value of €483,385, indicating a lack of market competitiveness for long-term tenants. Additionally, with a gross yield of only 3.1%, potential investors may find better opportunities that align more favorably with their income expectations. Short-term vacation rental At €550,000, this apartment is priced 13.8% higher than the fair value of €483,385, resulting in a less attractive proposition for short-term vacation rentals. The yield of 3.1% also suggests that returns may not be compelling enough to justify the investment. Buy-and-hold The listing at €550,000 represents a 13.8% premium over fair value at €483,385, limiting the potential for capital appreciation in a buy-and-hold strategy. With a condition score of 79/100 and a neighborhood rating of 75/100, the property may not deliver the long-term value expected by investors in this market. Not ideal for student housing Given the high asking price of €550,000, which is 13.8% above the fair value, the apartment may not attract the student demographic looking for affordable accommodation. Furthermore, the lower yield of 3.1% could deter investors interested in maximizing returns from this segment.
Economic Vulnerability The investment may face risks due to less than optimal tenant stability at a score of 70/100, indicating potential challenges in maintaining consistent rental income.
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